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Paging willmo, also I'm sure Obed has an opinion

Feb 21, 2024, 12:56 PM

Willmo®

https://www.postandcourier.com/greenville/clemson-news/clemson-student-housing-apartments-angers-city-residents/article_db36739c-c753-11ee-9233-67d9400c21fa.html

As Clemson University grows, concerns over student housing and new apartments lead to rancor

CLEMSON — Without fail, developers looking to build multifamily housing in Clemson meet the same feedback from residents: there’s already enough student housing.

The first-floor retail spaces take a long time to fill, and when they do, they’re businesses geared toward college students rather than the community at-large. It brings concentrated traffic, and the buildings are, to some, monstrosities and eyesores.

Clemson University aims to grow its undergraduate population by 2 percent annually until it reaches 25,000 students, though it has no immediate plans for adding housing on campus. In its goal to double the amount of research by 2030, its graduate population must grow.

With one downtown project approved, another moving through the public feedback process and a third housing complex proposed on Highway 93, Clemson remains a hot spot for developers, despite residents’ feelings.

The Bixby, a 107-unit apartment building that opened in downtown Clemson in 2022, is among the newer housing aimed at students who walk to walk to campus.

Caitlin Herrington/Staff
Is there room for more students on Clemson's campus?
Clemson University had 28,747 students enrolled in fall 2023, 22,875 of which were undergrads. Nearly 5,000 of those were freshmen, largely required to live on campus.

The university’s housing capacity is 7,000 beds, and several nearby apartment complexes offer walkable options around the school’s perimeter.

In its 2017 long-range framework plan, the university noted a shortage of 800 beds by 2027 with its own growth predictions. Options include renovating older low-rise dorms, transforming underutilized space near Perimeter Road, integrating housing into a new student union or — more for the long term — redeveloping older apartments and adding on to its newest housing complex.

Renovations on three high-rise dorms — Byrnes, Leer and Manning halls — began in June 2023 and upgrades 50-year-old buildings that house 1,400 students to the tune of $155 million over four years.

Renovations should be complete in the fall of 2027 and may overlap with a proposed and not-yet-funded additional housing unit at Douthit Hills, according to Kathy Hobgood, the university's auxiliary enterprises associate vice president.

To prepare for losing hundreds of beds during the Bryan Mall renovations, the units in Thornhill Village were modified a bit to add 74 beds, Hobgood said. Originally built for four people, they've been used for double occupancy the last 15 or so years, she added, and a third person fits comfortably.

Douthit opened in 2018, housing 1,600 students in seven residential buildings and includes a hub with a gym, book store, coffee shop and restaurant. It houses freshmen and upperclassmen, with older students having access to amenities that include community kitchens, lounges, a shallow lounge pool and a rooftop terrace.

City Councilwoman Catherine Watt is adamant that the city shouldn’t serve as the university’s housing department and has said she’s voted in favor of apartment buildings even though she’s against them. She said it’s the only way the city has any input in the projects.

The university has tried offering 12-month contracts for some of its apartment housing, Hobgood said, but they didn't last since "the local market really has the flexibility that (students) need."

On-campus housing will be a priority in the university's new framework plan, spokesman Joe Galbraith said, though no specific challenges were mentioned or further plans available for residential construction or renovation.

"Clemson University provides a robust residential experience for our students, especially those in their first year at college," Galbraith said. "To that end, we have invested almost $400 million in construction and renovation during the current long-range framework plan."

With two major projects working their way through the city's planning commission, the question of whether or not Clemson needs more student housing keeps popping up.

Housing vacancy rates in Clemson
Data from the city’s planning department shows there were just over 4,400 units of multifamily residential housing in the fall of 2023 with another 1,100 nearby. This translates to roughly 15,100 beds — primarily rented by students.

The vast majority are two-bedroom units, and this includes single-family homes rented by property owners within city limits.

In early October, there were 83 units open.

The data comes from the city calling property managers and apartment offices in Central, Clemson, Pendleton and Seneca. It isn’t complete, with many properties never returning phone calls or emails and others quickly responding they were full for 2023 but could prelease for 2024.

A few were already 90 percent full for fall 2024 through spring 2025.

“If Clemson was to build a wall and say no more student housing in Clemson, then that development goes to the surrounding cities,” city planning director Nathan Woods said. “And we receive all the traffic, they still use all of our roads, we receive all the impacts of that with none of the tax benefits.”

The traffic is a major concern for residents, but Woods is quick to point out the issue would still exist without a major university abutting city limits.

Clemson is at the confluence of three major arteries for the area — highways 123, 93 and 76 — and most of the traffic is people traveling to Anderson, Easley or Greenville for work.

Without its own big business — other than the university, of course — Clemson’s working residents also need to travel for work. There are no manufacturing jobs in the city limits, which means those workers must commute outside Clemson.

Building multifamily apartment projects within walking distance of campus, restaurants and grocery stores can arguably alleviate some of those issues, he said.

The university sees the city’s housing development, too, and notes in its long-range plan that it needs to add “campus life spaces” on the west side to accommodate walkers and bikers living downtown.

Renters are paying as little as $500 per month for older apartments that aren’t walkable to campus and $1,500 per month in newer buildings in downtown where they rarely get in their cars.

Housing is a big business in Clemson, with even the university making at least $17 million annually off its dorms in recent years.

“I think one of the things that folks are scared of is that we're going to allow student housing everywhere,” Woods said. “Our zoning code does not allow that, and we have no intention to change it.”

Clemson University's housing program is very large, Hobgood said, especially compared to other schools its size. Adding on-campus housing may not be the best use of university money, though adding more residential community mentors could help students feel connected and included.

"Based on the total number of beds on campus, we're in sort of the top 10-to-15-percent largest housing programs," she said.

Developers know walkability for student housing is a huge amenity for their target customer, though it’s almost always pitched as mixed-use, multifamily residential that happens to be rented by the bed rather than by the unit.

Residents doubted students would walk to class from Dockside at the edge of Clemson’s city limits on Lake Hartwell. Sitting at Larry Abernathy Park around 8:30 a.m. proves otherwise, Woods said.

That supports the idea of students walking from the proposed Hub at Clemson along Keowee Trail, which sits across the street from the same park. The planned development includes 450 units with 1,300 beds, just over 700 parking spots, 10,000 square feet of amenities and 8,500 square feet of retail space.

It also includes some park improvements, a potential food truck park and 75 spaces of public parking.

Hub developers told residents and council at a recent public hearing that not all units will be rented by the bed, noting its more traditional townhomes. They reiterated the tax benefit that supports city services and local schools while not putting a strain on them.

They’re “bringing people here that allow for retail to survive and thrive,” they said in early February. “We’re trying to free up public land to be put to its best use.”

Woods said the Hub, located in the heavily studied ClemsonNEXT plan, is one of the last opportunities for high-density, walkable housing. It’s the best bang for the city’s buck when it comes to provided services versus tax income.

“They're bringing in revenue that helps us maintain the parks and things that everyone use, but they're paying a greater share of that,” Woods said.

ClemsonNEXT indicated the multiple lots could best be used as a mix of retail, housing and community space. Residents are concerned about its exterior aesthetic, noisy neighbors and traffic, as the plan splices Keowee Trail and removes what is commonly used as a shortcut around the intersection of Tiger Boulevard and College Avenue.

They’re all valid concerns, Woods said, especially for immediate neighbors of these larger projects.

“Part of our charge is protecting our existing neighborhoods, of which we have some beautiful ones that just happen to be near campus, near student housing,” he said. “I do think that we're thinking about that more than people realize; how do we protect those neighborhoods?”

Another proposed project making its way back to the planning commission is the Station, a planned development that would include 120 units with a maximum capacity of 441 residents.

Eyeing the vacant Bi-Lo grocery store, developers included 14,00 square feet of retail space, a park that will be dedicated to the city upon completion and multimodal connectivity. It would also have a covered bus stop as the site which isn’t quite walkable to campus but is on a CATbus line.

It’s in an area currently zoned for commercial use and home to a nail salon, hair salon, two eateries and the UPS store. Like the recently approved Signet development, it includes dedicated workforce housing.

A public hearing for The Hub is scheduled for 5 p.m. on March 4. The Station developers removed themselves from a Feb. 12 planning commission agenda.

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Mission Statement

Clemson University was established to fulfill our founder's vision of "a high seminary of learning" to develop "the material resources of the State" for the people of South Carolina. Nurtured by an abiding land grant commitment, Clemson has emerged as a research university with a global vision. Our primary purpose is educating undergraduate and graduate students to think deeply about and engage in the social, scientific, economic, and professional challenges of our times. The foundation of this mission is the generation, preservation, communication, and application of knowledge. The University also is committed to the personal growth of the individual and promotes an environment of good decision making, healthy and ethical lifestyles, and tolerance and respect for others. Our distinctive character is shaped by a legacy of service, collaboration, and fellowship forged from and renewed by the spirit of Thomas Green Clemson's covenant.

Paging willmo, also I'm sure Obed has an opinion

I do have an opinion, and it's really avant garde and a little zany.

Yup. This isn't like a big city where managing growth is out of your hands.

I guess they figure they are a business, and if you don't grow every year

Because today Clemson exists to make money. And the emphasis on that

They should probably change this, then:

Yes, they should.***

Re: I do have an opinion, and it's really avant garde and a little zany.

UNC has a 10% OOS max

I get where you're coming from but the bottom line is that without growth

Re: I get where you're coming from but the bottom line is that without growth

Now thats just crazy talk.

Re: I do have an opinion, and it's really avant garde and a little zany.

Sorry, I should have redefined "fine".

More of that artificial inflation of clout

one major problem is that Clemson's traffic arteries are NOT expandable

devil's triangle

Re: devil's triangle

Yeah, I get that the inability to build roads can be an issue but without growth

Make 123 a toll road to find NIL!***

TL;DR, but if it's a housing issue in Clemson, the answer hash to be

Rancor

Since I've 2 there now and one recently grad I'll chime in

Yes, the prices of walkable apartments has risen dramatically but without growth

I endorse this post !***

A result of tearing down dorms to build research buildings and classrooms

One minor correction

We're working our way back.

Whatever caused it, they're doubling down.***

One reason I'd assume is average SAT scores in

I got a third of the way through this and then

Re: I got a third of the way through this and then

Heres the other thing that occurs to me as well

at least will be able to get a lakefront condo

Maybe.

Apartments never get better over time.

I'm hoping that we do see some colleges go out of business.

Re: I'm hoping that we do see some colleges go out of business.

No way I'm training the competition to survive.

For a small finder's fee, I would love to help you.

CO0T!!!!!!

Crazy how many students Clemson has now - IMO, summer school

Drove through campus the other day and there were more students walking

This will never happen, but here's my idea.....

I see someone has never dealt with the railroad before.

Re: This will never happen, but here's my idea.....

3 words: Triple Layer Roads

dang

That's quite a walk

Niece of was stressed about living off campus that she wouldn't be able

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